Should I buy this LTR?

[Matthew M.]

100k Purchase price with an ARV of 140k. Some things came up in the inspection that increased my potential rehab costs to 20k on the high side, likely 18k. CoC will be down to about 8.1% with 10% vacancy/repairs assumed. I am aiming to keep this long term.

I plan on asking for repairs but I strongly doubt I will even get a discount.  

So did this deal turn into a lemon or is 8.1% good?  Market appreciation is good here.